Los Gatos Priced One Way A Year Ago. It Prices Differently Now.

A year ago, a seller listing a home in Los Gatos was working from a different set of numbers.

In the twelve weeks ending August 31, 2025, the median sold price in Los Gatos was $3,000,000. Homes in Los Gatos were also moving quickly then: a typical sale took 25 days on market.

That was the earlier reading. It was not a bad one. But it is not the one sellers in Los Gatos are getting now.

In the twelve weeks ending August 30, 2026, the median sold price in Los Gatos reached $3,800,000, a jump verified against the same window a year earlier. That is a real, statistically sound move, not a mix shift or a rounding artifact.

The catch sits right next to it. Median days on market in Los Gatos rose to 41, up from 25 a year earlier.

Sellers in Los Gatos gave up a bit more room at the table too. The average sale-to-list ratio in Los Gatos ran about 98% this period, compared with about 100% a year earlier.

So the same market that is paying Los Gatos sellers more is also asking them to wait longer for it, and giving up a bit more room on the final number relative to what was asked. Higher price, longer runway, thinner margin above list. All three moved at once, in the same twelve weeks.

That is not one story. It is two, and they belong to different people.

Los Gatos is not one market either, even under a single name. Part of Los Gatos is pending in about 23 days right now. Another part of Los Gatos is running closer to 67 days to reach the same pending stage. Anyone comparing notes with a neighbor a few streets over should expect a different number, not the same one.

Zoom out to the wider territory this office tracks, and the shape holds. Across the full territory, the median sold price this period was $2,268,000, up from $2,050,000 in the same window a year earlier. Median days on market across the territory was 35, up from 28 a year earlier. The territory moved the same direction Los Gatos did: prices higher, timelines longer.

For a seller in Los Gatos, this is the better of the two readings. A $3,800,000 median beats a $3,000,000 one by any measure that matters at closing. The tradeoff is patience. A home that might have gone under contract inside a month a year ago may now sit closer to six weeks, and the final number is likelier to land a touch under what was asked rather than above it.

For a buyer, the longer timeline is the whole story. Forty-one days median in Los Gatos, and in the slower pocket of Los Gatos, well past two months to reach a pending sale. That is room to see a property twice, to get an inspection scheduled without racing another offer, to make a decision instead of a guess.

What is worth watching next: whether the wait time in Los Gatos keeps stretching, or whether this period was a temporary bulge from a handful of larger sales. A median built on a few dozen transactions can move on a few unusual ones. The next twelve-week read will show whether $3,800,000 is where Los Gatos is settling or a number the market passed through on its way somewhere else.

Figures above come from MLS sold data for the twelve weeks ending August 30, 2026, compared with the same twelve-week window a year earlier.